IndustrialBUSINESS 2999-year leaseholdDistrict 22 · Pioneer

88 Second Lok Yang Road

Reviewed by Nathan TangUpdated 8 November 2026Data through Feb 2004

Quick Summary

88 Second Lok Yang Road is a industrial building in District 22 · Pioneer, on land zoned BUSINESS 2 under the URA Master Plan with a gross plot ratio of 2.5. It is 999-year leasehold. 2 transactions are on record since 1995, most recently in Feb 2004. ACRA records 0 live company registrations at this address.

The facts are here — now get the verdict on 88 Second Lok Yang Road.

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What are the key facts about 88 Second Lok Yang Road?

Key takeaway88 Second Lok Yang Road is a industrial building in District 22 · Pioneer, zoned BUSINESS 2, held 999-year leasehold.

Asset class: Industrial
Land-use zone: BUSINESS 2
Gross plot ratio: 2.5
Tenure: 999-year leasehold
District / Area: District 22 · Pioneer
Address: 88 Second Lok Yang Road
Land area: —
Completed: Not on record
Storeys: Not on record
Estate (JTC): Jurong Industrial Estate
Transactions on record: 2 (records start 1995)
Live listings: None
ACRA registrations: 0

About 88 Second Lok Yang Road

88 Second Lok Yang Road is an industrial property in Pioneer (District 22). It is located along Second Lok Yang Road, Singapore 628164.

Under the URA Master Plan the site is zoned Business 2 with a gross plot ratio of 2.5. Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades.

The site is 999-year leasehold.

2 transactions have been recorded here, at a median of S$17 psf. The most recent was in February 2004.

The nearest port or airport land is about 2.9 km away. The closest business-park zone is about 2.3 km away. The closest bus stop (Aft Third Lok Yang Rd) is 161 m away (about a 2-minute walk).

What is 88 Second Lok Yang Road zoned as?

Key takeaway88 Second Lok Yang Road sits on land zoned BUSINESS 2 with a gross plot ratio of 2.5.

Land-use zone: BUSINESS 2
Gross plot ratio: 2.5

Run the full zoning report for this building →

What has 88 Second Lok Yang Road sold for?

Key takeaway2 transactions are on record since 1995, most recently in Feb 2004 — too few to support a median, so the deals themselves are listed instead.

Date	Use	Price	Area	PSF
Feb 2004	Single-user Factory	S$1.38M	69,996 sqft	$20
Apr 2003	Single-user Factory	S$1.00M	69,996 sqft	$14

URA/JTC records from 1995 — that is where the record starts, not when the building was built. Strata and land deals can mix in one building's history; compare like with like. sqm ↔ sq ft converter

Market context around 88 Second Lok Yang Road

Key takeawayBrokers' industrial figures for Singapore as a whole — a broker's market figure, not this building's rent.

CBRE, 2Q 2026 (island-wide)

Factory (ground floor): Rent S$1.81 psf/mth
Factory (upper floor): Rent S$1.41 psf/mth
Prime logistics: Rent S$1.87 psf/mth · Capital value S$245 psf · Net yield 6.5%
Warehouse (ground floor): Rent S$1.91 psf/mth
Warehouse (upper floor): Rent S$1.39 psf/mth

Singapore Figures Q2 2026

Cushman & Wakefield, 2Q 2026 (island-wide)

Factory - Ground Floor: Rent S$1.79 psf/mth
Factory - Upper Floor: Rent S$1.57 psf/mth
High-Tech: Rent S$3.56 psf/mth
Prime Logistics - Ground Floor: Rent S$1.92 psf/mth
Prime Logistics - Upper Floor: Rent S$1.74 psf/mth
Warehouse - Ground Floor: Rent S$1.81 psf/mth
Warehouse - Upper Floor: Rent S$1.49 psf/mth

Singapore Industrial MarketBeat Q2 2026

Official series (JTC, 2026Q3): Multiple-User Factory occupancy (island-wide) 90.3% (-0.7 pp on the year) · Single-User Factory occupancy (island-wide) 89.1% (0 pp on the year) · Warehouse occupancy (island-wide) 89.7% (+0.1 pp on the year).

Brokers draw submarkets and grades differently; each figure is the broker's own, for its own area, cited to its report. Rents are per square foot per month.

What's been approved at 88 Second Lok Yang Road?

Key takeawayURA has approved 1 change of use at 88 Second Lok Yang Road since 2000, most recently in 2017. This is the building's planning history, not today's approved use of any unit: confirm a unit's approved use with URA before signing.

14 Nov 2025Renewed
Change of use
Continued use of industrial canteen (previously known as ancillary canteen) at 2nd storey of existing factory
20 Jan 2022Agency works
Additions & alterations
Re-lodgment of proposed additions of a new 5-storey building to the existing single-storey user detached factory on lot 00844v & 00845p mk 06 at 86 & 88 second lok yang road.
4 Nov 2020Renewed
Change of use
Continued use of industrial canteen (previously known as ancillary canteen) at 2nd storey of existing factory
2 Sept 2019Agency works
Additions & alterations
Re-lodgment of proposed additions of a new 5-storey building to the existing single-storey user detached factory on lot 00844v & 00845p mk 06 at 86 & 88 second lok yang road.
29 Jul 2019Agency works
Additions & alterations
Proposed additions of a new 5-storey building to the existing single-storey user detached factory on lot 00844v & 00845p mk 06 at 86 & 88 second lok yang road.
10 Nov 2017Approved
Change of use to ancillary canteen
Proposed conversion of existing ancillary office at 2nd storey to ancillary canteen
22 Feb 2017Agency works
Additions & alterations
Proposed shed for bicycle stand on lots 00844v & 00845p mk06 at 86 & 88 second lok yang road (pioneer planning area)

Source: URA planning decisions (URA Data Service), matched to this building by address or land lot. A past approval can lapse (a temporary permission) and belongs to the unit it names. The authoritative approved use of a unit comes from URA's Enquiry on Approved Use of Premises (S$54.50 per unit).

What is near 88 Second Lok Yang Road?

Amenities nearby

Aft Third Lok Yang Rd · 161 mDrs Koo, Fok & Associates · 452 mEducational Institution · 1.3 km

Straight-line distances. Source: PropKaki amenities data.

Getting there and parking at 88 Second Lok Yang Road

Key takeawayThere is no MRT or LRT station within 1 km; the nearest is Joo Koon, 1.4 km away. 6 public car parks are within 500 m; the cheapest URA season parking nearby is S$90 a month.

Foot traffic: busier than 37% of industrial buildings

no MRT/LRT within 1 km (nearest Joo Koon, 1.4 km); bus stops within 400 m: 12, about 1,762 taps a weekday; Pioneer: 36,801 resident workers (Census 2020, by workplace); about 28 residents within 1 km (June 2026). Ranked against 8,225 industrial buildings by PropKaki's model: a relative score, not a footfall count.

A relative score from PropKaki's model (station and bus taps nearby, workers and residents around), not a count of people.

Bus

12 bus stops within 400 m, with 1,762 boardings and alightings on an average weekday.

Public car parks within 500 m

Second Lok Yang Rd (URA)95 m
S$0.60 per half-hour at midday on a weekday · 22 car lots
Third Lok Yang Rd (URA)109 m
S$0.60 per half-hour at midday on a weekday · 30 car lots
Lok Yang Area (URA)184 m
season S$90/month
Lok Yang Way (URA)218 m
S$0.60 per half-hour at midday on a weekday · 119 car lots
First Lok Yang Rd (URA)300 m
S$0.60 per half-hour at midday on a weekday · 31 car lots

Public car parks only, by straight-line distance, with the operator's published rates. 88 Second Lok Yang Road's own car park, if it has one, and its charges are not in the open data.

How many companies are registered at 88 Second Lok Yang Road?

Key takeawayACRA records 0 live company registrations at this address.

Live registrations: 0
Registered last 3 years: 0

Company REGISTRATIONS at this address (ACRA), not a tenancy schedule. Registration does not mean the company physically occupies space here, and a low count does not mean the building is empty. Do not describe this as occupancy or vacancy.

Frequently asked questions about 88 Second Lok Yang Road

Where is 88 Second Lok Yang Road?⌄

88 Second Lok Yang Road is at 88 Second Lok Yang Road, Singapore 628164, in the Pioneer planning area.

What is 88 Second Lok Yang Road zoned as?⌄

88 Second Lok Yang Road is zoned Business 2 under the URA Master Plan, with a gross plot ratio of 2.5. Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades.

What kind of business can operate at 88 Second Lok Yang Road?⌄

Business 2 zoning covers general industry with a nuisance buffer of 100 m, including heavier trades. The specific trade still has to be approved, so check the permissible-use list for your activity.

What is the tenure of 88 Second Lok Yang Road?⌄

88 Second Lok Yang Road is 999-year leasehold.

What have units at 88 Second Lok Yang Road sold for?⌄

Across 2 recorded transactions, the median is S$17 psf. The latest was in February 2004.

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Read the figures right

Year of completion is not on record for this building. Building age cannot be stated.

Changes of use: URA planning approvals recorded at this building since 2000 (any unit; renewals of a temporary permission not counted). History only — Past approvals are not today's approved use; check with URA's approved-use enquiry before signing. Never say a use is allowed, permitted or approved for a unit, and never say a use would be approved.

Season parking: the cheapest URA car season rate (commercial ticket) at a public car park within 500 m, per month. HDB's season rates depend on a zone we don't have, so they are shown as HDB's tiers.

Foot-traffic score: PropKaki's relative score from nearby MRT and bus taps, workers and residents around (and, for retail, competing malls), ranked against buildings of the same kind. A percentile, not a count of people.

Unbuilt GFA cannot be computed here — it needs BCA built-GFA, which covers about 5% of commercial buildings and no industrial ones. Zoning and plot ratio are on record; headroom is not.

Reviewed by Nathan Tang

Nathan Tang has over 10 years of property experience across condominiums, HDB flats and commercial property, specialising in property research and finance.

Figures draw on URA and JTC records, URA Master Plan zoning, ACRA registrations and live commercial-portal listings; building facts from JTC estate boundaries, URA planning decisions, URA car park data (URA Data Service), PropKaki's foot-traffic model — see our methodology. Last updated 8 November 2026. For general information, not financial advice.

Getting there and parking: LTA DataMall passenger volumes and car parks, URA Data Service car park rates, HDB and JTC car park information (data.gov.sg) and HDB's published parking charges, Census of Population 2020 and the Singapore Department of Statistics' June 2026 resident population (Singapore Open Data Licence). The foot-traffic score is PropKaki's own relative model, not a count.

Market context: figures cited from CBRE Research (Singapore Figures) and Cushman & Wakefield (Singapore MarketBeat), each with its quarter and report; flexible-workspace centres from the operators' public location lists; collective sales from marketing agents' announcements and news reports, each linked.